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    Live-Work Home with Office Area Title is generated by Realmo AI

    9326 Vienna Road, Montrose, MI 48457

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    For Sale
    $239,900

    COMMERCIAL - Montrose, MI

    Property size:
    1,550 SF
    Lot size:
    1.00 Acre
    Price / SF:
    $154/SF
    Added:
    Aug 1, 2025
    Days on Market:
    312
    Last Refresh:
    Jun 8 at 8:06 am

    Property Features for 9326 Vienna Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Rooms
    Basement
    Exterior features
    Wheelchair Access
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    13-15-551-016
    Size
    1,550 SF
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    4844

    Utilities

    Heating system
    Electric (Heating), Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1975
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Diane Bruner

    Listing agent Diane Bruner License #124456

    Listing office Century 21 Signature Realty 720 E Main St., Saginaw, MI

    Listing date Aug 1, 2025

    MLS# 50183838

    Copyright © 2026 Multiple Listing Service MiRealSource. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 1975‑built 3‑bedroom home with 1 full and 2 half baths and a reported 1,550 SF of living space
    • Residential and light commercial zoning allows a variety of uses
    • 1‑acre treed lot with 223 ft of frontage and an extensive parking area
    • Open‑concept layout with a side‑entry office that includes a private area and a 1/2 bath
    • Comfort features include central air and forced‑air electric heat
    • Accessibility features include wheelchair access with an accessible approach and ramp; public water and asphalt roof

    Overview

    This updated live-work home provides approximately 1,550 square feet of bright, open-concept interior space. The layout includes three bedrooms and one full bath plus two half baths, along with a side-entry office area that features a private area and an additional half bath. Exterior features include a centrally located treed lot of about one acre with 223 feet of frontage, plus an extensive parking area.

    The property is in Montrose, Michigan, and is described as minutes from expressways, supporting convenient day-to-day access for occupants and visitors. The asset is also characterized by frontage along Vienna Road, with a primary side-entry configuration that can support both residential and workday use.

    Zoned residential and light commercial, the home may be suitable for tenants or buyers seeking flexibility to combine everyday living with a personal office setup or other compatible light commercial activity. The combination of an on-site office area, multiple bathrooms, and ample parking is practical for a range of lifestyle and workspace arrangements, subject to confirmation of permitted uses under local zoning rules.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $26.4k $17.04
    − Vacancy −$3.6k −$2.35
    EGI $22.8k $14.69
    − OpEx −$5.7k −$3.67
    NOI $17.1k $11.02
    1,550 SF · lease $17.04/SF/yr · vacancy 13.80% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $243.9K
    $213.4K – $284.6K (±1% cap)
    NOI $17,075 @ 7.0% cap · market cap 7.12%
    Second Best
    Mixed Use
    $211.7K
    $185.3K – $247.0K (±1% cap)
    NOI $14,822 @ 7.0% cap · market cap 6.18%
    Theoretical Best
    Office A
    $326.2K
    $285.4K – $380.5K (±1% cap)
    NOI $22,831 @ 7.0% cap · market cap 9.52%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Superior Monuments Social Service Agency

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Montrose
    County
    Genesee
    State
    Michigan
    Longitude
    -83.865826
    Latitude
    43.176982

    FAQs

    What type of property is this?
    Live-work space - Updated home offers an open floor plan with a side-entry office and on-site parking on a wooded one-acre lot.
    Where is this live-work space located?
    The property is located at 9326 Vienna Road Montrose, MI.
    What is the asking price?
    The asking price for this property is $239,900.
    What are key features of this property?
    This property features: 1975‑built 3‑bedroom home with 1 full and 2 half baths and a reported 1,550 SF of living space; Residential and light commercial zoning allows a variety of uses; 1‑acre treed lot with 223 ft of frontage and an extensive parking area
    (810) 691-9194
    We can help!
    Listing Contact
    Diane Bruner
    Real Estate License ID: 124456
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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